Greenways, open space in demand by home buyers

Greenways, one of the goals of Springfield's Vision 20/20 plan, have also become a goal of local residential developers.

The Vision 20/20 parks, open space and greenways element maps out preferred locations for greenways linear parks that provide open space and walking trails for the community.

"If a developer has a parcel of land where they want to put a subdivision, if it is identified in Vision 20/20 as a greenway corridor, the city may request an easement from the developer," said Terry Whaley, executive director of Ozark Greenways, a nonprofit group dedicated to developing the local greenways system.

The typical easement requested is 30 feet wide, which allows Ozark Greenways to create a 12-foot-wide trail, working with the natural landscape and removing as few trees as possible, he said.

Requesting easements as land is developed allows trails to be built as the population arrives to use them, Whaley said.

Developers are beginning to realize the importance of having open space in residential developments, he added, because that's becoming a common request from home buyers.

Developer Ron Stenger, of Stenger Homes Inc., agreed.

He said although the subdivisions he's developed, including Stone Meadows, haven't been in areas identified for the Vision 20/20 greenways, he still incorporates the concept of open green space in his developments.

"We do research on our subdivisions, and that's at the top of everybody's list having walking trails and green space so we try to do it independently ... since that's the feedback we get from the residents of our subdivisions. They love it," Stenger said.

"We think it makes a better subdivision; we think we're doing something that residents want, which means they're going to want to live in our subdivisions and buy our lots, and buy our houses," he said.

Stenger said that another subdivision he's planning, called Wild Horse, will include trails for walking, bicycling and horseback riding. He added that if he ever had a development that could include Ozark Greenways trails, he would include them. It would benefit the public and it would be good for the residents of the development to be connected with the Ozark Greenways trail system.

The Vision 20/20 plan says greenways may or may not include walking trails, and some developers choose to include the greenways without trails.

Neal Wood, developer with Morris Loan and Investment, said his Pearson Pointe Subdivision on East Cherry, which will include 30 homes, was originally going to include a walking trail, but plans changed when the development's neighbors said they were against having the public walking trails included.

"The people who already live there and have homes there didn't want to have a trail right behind their houses, and in some instances, in a situation like this, I can't blame them. They didn't want people walking up and down in their backyards, essentially," Wood said.

He said being able to work with Ozark Greenways without having to put in a walking trail is a good compromise because it keeps area residents happy while preserving green space.

"What we are putting together is what is called a conservation easement, or a conservation greenway, which means that that area will be left in its natural state from here on out," he said. " It's a buffer, and it's a natural corridor."

Wood added that another reason he didn't think a public walking trail was a good idea was that nearby property owners along Pearson Creek probably would not have allowed the trail to continue onto their property.

Wood said the land that will contain the conservation easement in Pearson Pointe is a flood plain, so it could not have been developed for homes.

But sometimes the land that developers give up for greenways easements is land that homes could be built on.

Developer Lon Goff is including a 30-foot conservation easement in his Golden Oaks Subdivision near Fellows Lake. But he said the 80-acre tract will include 28 homes, thanks to a density bonus he'll get from the county for granting the easement.

"In my case, in the development I'm working on, the county will give a bonus and allow a little higher density," he said. "In my case, actually, I think I'm being given about 12 percent higher density,"

Goff said that under regular agricultural-residential zoning, homes are generally to be placed three acres apart, but because he allowed for the greenways easement, homes at Golden Oaks can be about an acre and a half apart.

Goff said in addition to the public conservation greenway, he's also including a walking trail for residents' use.

"It's a real sought-after item for homeowners to have a walking trail close by that's in a natural area. This is in an all-wooded area, with lots of character and a lot of personality to it. It has some ravines in it. It's not just a flat, open piece of land ... it provides a good walking trail for people, and it will be restricted to walking only," Goff said.

Whaley agreed that having greenways in subdivisions can help sell property, because developers can use the trails and the natural space as an amenity, just as they would a swimming pool or a golf course. But, he said, the walking trails might have a greater appeal than those types of amenities.

"Golf courses may be used by one adult in a family, and tennis can be a family activity, but a trail, and especially a multi-use trail, can be used by individuals or as a family," he said.

Wood said the way the land looks has a lot to do with how much money developers can earn from it, and clearing land isn't always the best idea, since it can destroy an area's appearance.

"Developers need to look farther than just how many houses they can put on the land. They need to look at what does it do to the total value and the total package," Wood said.

He added that developers need to have a give-and-take attitude when considering greenways to listen to neighbors' concerns and explore options when possible that will keep neighbors happy.

Whaley said the way the public perceives greenways should change, too.

"As Springfield continues to grow outward and sprawl, people will continue to move to the edge of development in order to find their own green piece of heaven," Whaley said. "But eventually, they're still going to have to share with neighbors. Open space for the good of the community, so it can be enjoyed by everyone, is the mind set people need to get into, instead of one that's more selfish and territorial."